Redmond is the Eastside's biggest tech anchor — home to Microsoft's global headquarters and Nintendo of America's U.S. headquarters — and one of its most competitive places to buy. Zillow put the typical Redmond home value at about $1.36 million in mid-2026, while closed-sale medians run closer to $1.2 million in south/central Redmond (ZIP 98052) and $1.39 million in north Redmond (ZIP 98053). A 2025 light rail extension now connects Downtown Redmond directly to Bellevue and Seattle, and most of the city feeds into the top-rated Lake Washington School District. Here's what actually matters if you're considering a purchase here.
Where Redmond fits
Redmond sits on the north-central Eastside, bordered by Kirkland to the west, Bellevue and Overlake to the south, Sammamish and the Sammamish Plateau to the southeast, and Woodinville and unincorporated King County to the north. It's about 15 miles east of downtown Seattle via SR-520 or I-90. The city's population is estimated at roughly 80,000 as of 2024 (up from 73,256 at the 2020 Census), and it spans two main ZIP codes — 98052 covering south and central Redmond, and 98053 covering the northern part of the city. The two ZIPs can carry noticeably different price points, so always check which one a specific address falls in before comparing listings.
Getting around: SR-520, and a new light rail line
Redmond's main corridors are SR-520, which runs west toward Kirkland, Bellevue, and across the tolled floating bridge to Seattle, and the Sammamish River/East Lake Sammamish corridors connecting south toward Issaquah and Sammamish. The biggest recent change is transit: Sound Transit's 2 Line light rail extended into Downtown Redmond on May 10, 2025, adding the Marymoor Village and Downtown Redmond stations. That link connects Redmond to the Overlake Village and Bellevue stations and on to Seattle via the I-90 corridor without a transfer — a meaningful change for buyers who commute west. The Marymoor Village station includes a large park-and-ride garage, which has eased some commuter parking pressure in the area. SR-520 itself remains a tolled bridge, with rates that vary by time of day — check WSDOT's current toll schedule before budgeting a regular Seattle commute.
Mostly one school district — with one exception
Most of Redmond is served by Lake Washington School District, one of the highest-rated districts in the state, serving roughly 31,000 students across more than 50 schools shared with Kirkland and parts of Sammamish. Depending on address, Redmond students typically feed into Redmond High School or Eastlake High School. A small section of southeast Redmond, however, falls within Bellevue School District instead — so don't assume Lake Washington School District applies citywide. Confirm the exact attendance zone for any specific address with the district before you buy. For how school districts compare across the broader Eastside, see our Eastside school districts guide.
Redmond's neighborhoods
Redmond's housing stock spans dense, newly built urban cores and quieter established residential pockets:
- Downtown Redmond — the city's walkable urban center, now served by its own light rail station, with Redmond Town Center's shops and restaurants, City Hall, and a growing mix of newer apartments, condos, and mixed-use buildings.
- Overlake — the city's other urban center and its tech hub, anchored by Microsoft's main campus, with dense newer housing, international dining, and its own light rail station near the Bellevue border.
- Education Hill — a family-oriented, mostly residential neighborhood named for its concentration of schools, known for quiet streets and easy access to Microsoft's campus.
- Grass Lawn — a residential area adjacent to Grass Lawn Park and close to Microsoft, popular with commuters.
- Idylwood — a Lake Sammamish-area neighborhood near Idylwood Park, with beach access, a boat launch, and some waterfront and hillside homes.
- Bear Creek — east Redmond, with newer developments in a more forested setting, named for the salmon-bearing creek running through it.
What homes cost in Redmond in 2026
Zillow's typical home value for Redmond ran about $1.36 million as of mid-2026, down roughly 4% from a year earlier, with a median sale price near $1.31 million. Closed-sale data tells a more granular story: over the six months ending in October 2026, the median closed price in 98052 (south and central Redmond) was about $1.2 million, while 98053 (north Redmond) ran meaningfully higher at about $1.39 million. For comparison, King County's countywide median sale price for homes and condos combined was $845,000 in August 2026 per NWMLS data — well below Redmond's figures, reflecting Redmond's newer, larger, and tech-adjacent housing stock. As with any market, these are citywide and ZIP-level snapshots; ask your agent for comparables specific to the neighborhood and property type you're considering.
Microsoft, Nintendo, and Marymoor Park
Redmond's identity is inseparable from its biggest employer: Microsoft's global corporate headquarters occupies a sprawling campus straddling Redmond and Bellevue in the Overlake area, and the company is by far the city's largest employer. Nintendo of America also has its U.S. headquarters in Redmond. That concentration of high-paying tech jobs is a major reason Redmond draws relocating buyers from across the country and keeps competition for well-priced listings high. For recreation, Marymoor Park — at roughly 640 acres, King County's largest and most-visited park — sits along the Sammamish River at the city's western edge, with the state's only velodrome (a 400-meter bicycle racing track) and a 35-foot outdoor climbing structure, in addition to off-leash dog areas, sports fields, and a popular summer concert series.
What's changing in Redmond
The city's 2024 Comprehensive Plan update rezoned parts of Overlake to allow mid-rise and high-rise buildings near the new light rail stations, and several large mixed-use residential projects are in various stages of planning and permitting around the Overlake Village and Downtown Redmond stations — expect continued construction activity in those areas over the next several years as transit-oriented development builds out. None of this should drive a rushed decision, but it's worth knowing about if you're evaluating how a specific part of Redmond might change.
What to watch for as a buyer
- Competitive offers on well-priced listings. Redmond's job base keeps demand strong for move-in-ready homes near Microsoft, light rail, and top schools. Our guides on winning a bidding war and escalation clauses cover strategy and terms.
- Which ZIP and school district apply. Price and school assignment can both shift meaningfully between 98052 and 98053, and a small pocket of southeast Redmond falls in Bellevue School District rather than Lake Washington — confirm both before comparing listings.
- Older homes in established neighborhoods. Homes from the 1960s through 1980s in areas like Education Hill or Grass Lawn can hide aging wiring, plumbing, or drainage issues a walkthrough won't reveal. See our home inspection contingency guide and common PNW inspection findings.
- Construction near light rail stations. Ongoing transit-oriented development around Overlake Village and Downtown Redmond means periodic construction noise and traffic in those immediate areas for years to come.
Getting the whole picture before you write an offer
If you're new to the Washington buying process end to end — budgeting, pre-approval, offers, and closing — start with our first-time buyer guide for King County & the Eastside. And on any Redmond purchase, Washington now requires a signed buyer brokerage agreement before your agent can show you homes or write an offer.
A flat fee buyer's agent for Redmond
A traditional buyer's agent charging roughly 2.5% on a $1.3 million Redmond home costs about $32,500. A flat $2,999 buyer service provides the same core representation — offer strategy, negotiation, contract review, and closing support — while leaving more than $29,500 more for your down payment, closing costs, or moving expenses. See the full breakdown in flat fee vs. a traditional buyer's agent, and our dedicated Redmond flat fee buyer's agent page for current pricing and service details.
General information, not legal, tax, or financial advice. School district boundaries, neighborhood characteristics, development plans, and market data change over time and vary by specific address — confirm current school assignments with the district, verify zoning directly with the City of Redmond, and check current toll rates with WSDOT before relying on them. Market figures cited are approximate and sourced from Zillow and Resideline public market data and NWMLS market snapshot data for the periods noted; actual sale prices vary by home and month. Shi Hao Liu is a licensed WA real estate broker (License #26003789) with Kelly Right Real Estate. Verify any WA broker at the WA Department of Licensing.